My wife and I have just purchased a property in Stanmore. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Stanmore?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Stanmore. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller answers a form referred to as a Seller’s Property Information Form. answers proves to be misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Stanmore.
I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Stanmore with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
A colleague advised me that in buying a property in Stanmore there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Stanmore which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Stanmore should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My partner and I have organised a further advance on our home loan from HSBC as we want to carry out renovations to our property in Stanmore. Are we obliged to select a bricks and mortar Stanmore solicitor on the HSBC conveyancing panel to deal with the legals?
HSBC do not ordinarily instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.
I have paid off my mortgage with Aldermore. I assume I don't need a Stanmore conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who handled the conveyancing in Stanmore 4 years ago are no longer around. What are my next steps?
These day there are duplicates made of almost everything, and your lawyer will know exactly where to look for all the appropriate documentation so you may purchase or dispose of your property without a hitch. If copies are not available, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Stanmore is where the house is located. Can you offer any guidance?
Flying freeholds in Stanmore are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stanmore you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stanmore may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My partner has recommend that I instruct his conveyancing solicitors in Stanmore. Do I take his advice?
No doubt the best way to find a conveyancing solicitor is to get referrals from friends or family who have actually experience in using the solicitor that you are contemplating using.